The application site is near the northern end of Ham Hill,
approximately 2.5 km south east of Martock and ½ km south east of the centre of Stoke-sub-Hamdon

Application Summary

·Proposal to quarry Hamstone and provide a new all-ability
pathway.

·Site is within a Scheduled Ancient Monument and
the Ham Hill Country Park.

·Objections received from local residents.

·Main issues relate to the visual impact and need.

·Recommend that permission be conditionally
granted.

1.

Background and the Application

1.1

The quarrying of Hamstone at the northern section of Ham
Hill has taken place under a series of temporary planning permissions since
the 1950s. The most recent permission, granted in 1998, requires the cessation
of extraction by 12

August 2004 and a five-year period of aftercare. Quarrying
has however ceasedwith the exception
of a small stockpile area. This application proposes to extract Hamstone on
land to the west of the existing quarry on land previously quarried in the
1950s and 1960s (under permission No 14522 dated 3/12/1951). Reserves of
Hamstone however remain due in part to the lower demand for Hamstone in the
1960s and 1970s and also the availability of more accessible deposits to the
east in the vicinity of the existing quarry. This application relates to a
long thin strip of land (0.65 hectares) and is a resubmission of an earlier
application, No 02/02636/CPO, by the applicant, withdrawn in August 2002 due
to inaccuracies in the application details.

1.2

The application site and the surrounding land forms part
of the Ham Hill Country Park, characterised by rocky outcrops and uneven
calcareous grassland. Immediately to the west of the application site a steep
slope 3-4 metres in height rises to form the western ridge of the Ham Hill
headland. The base of the western ridge slope forms the western boundary of
the application site and similar breaks of slope, albeit less distinct,
define the southern, northern and eastern site boundaries. A rock island
known as the lion/dragon rock (due to its silhouette) is situated in the
centre of the application site adjacent to the route of an all-ability
pathway. The pathway, introduced by the Country Park Wardens, provides
permissive access to the northern extent of the Country Park including the
war memorial.

1.3

The applicant estimates 8 000 tonnes of reserves of
Hamstone remain within the application site at varying depth of 1- 2 metres.
Extraction would take place in four phases in a north - south direction with
exception of the lion/dragon rock outcrop that would be retained. The
applicant suggests that each phase would be worked over a relatively short
number of weeks and stone would be stored at the southern section of the site
to enable immediate backfilling and reclamation of the disturbed areas.

1.4

To demarcate the extent of the quarry each phase would be
enclosed by an earthbank (of approximately 1 metre in height) against the site
boundaries other than the western boundary which is defined by the western
ridge. Boulders and vandal proof painted stone blocks would be spaced along
the outer perimeter to inform members of the public of the presence of a
working quarry. On completion of each phase the earthbank would be removed
for use in reinstating the disturbed land and the boulders stockpiled until
such time as the next phase is activated. Reclamation would take place
through natural regeneration of the calcareous grassland to return the land
for recreational use as part of the Country Park.

1.5

The roadway that serves the existing quarry would continue
to be used for vehicular access requiring only minor alterations. Quarrying
operations would be similar to those of the existing quarry involving the use
of a mechanical digger to lift and move stone for off-site processing. No
blasting would take place. The applicant estimates that stone would be
extracted over a four-year period, with

the depletion of stockpiles requiring a further 6 months
and the reclamation of the final phases an additional 6 months. In total the
proposed timescale would be 5 years (excluding aftercare provision).

1.6

The all-ability pathway that runs through the application
site would be temporarily removed during quarrying operations and reinstated
on reclamation. To enable uninterrupted access to the war memorial during
quarrying operations the applicant proposes to provide a new and permanent
pathway. This would be routed through the existing quarry site.

2.

Comments Received

2.1

South Somerset District Council – No objection subject to
the identification of a clear need for the stone and that:

The
restoration of the site takes place in a progressive manner in accordance
with a detailed restoration scheme.

Any
important wildlife habitats or physical geological features are
safeguarded.

The
schedule ancient monument or any other important archaeological remains
are safeguarded.

It is also recommended that consideration be given to the
imposition of conditions to ensure:-

The
provision of the new all-ability track prior to the commencement of
development in order to retain public access to the northern part of Ham
Hill.

The
restoration of the existing adjacent quarry site prior to the required
date of 12 August 2009 in order to retain the character and amenities of
the area.

2.2

Stoke-sub-Hamdon Parish Council -No objection.

2.3

Environment Agency - No mention has been made in the
application of rainfall run-off, either to ground or surface water from the
site. It is therefore requested that if planning permission is granted
conditions be imposed requiring water to be discharged into approved
settlement ponds and for the prevention of pollution of the water
environment.

2.4

South Somerset Disability Forum – With some careful
consideration the proposed pathway would make an acceptable alternative and
useful addition once the quarry areas open up again. In terms of amenity and
natural look of the application area, the reclamation of the site should
reflect that the current surface is not flat and has quite substantial
undulations. The use of spoil and unused large rocks must be landscaped with
care to achieve a natural appearance and should not become boringly flat and
uninteresting.

2.5

Somerset Geology Group – Ham Hill is a very important
location for geological studies and is frequently visited. The recent quarrying
at the northern part of the Hill has removed some valuable features and so it
is important that there is conservation of outcrops. It is therefore
requested that a small exposure of the bottom beds resting on the underlying
Yeovil Sands is retained.

2.6

English Nature and Wessex Water have raised no objections.

2.7

Other representations:

Duchy of Cornwall – Supports the application which will
provide a valuable source of Hamstone for local building projects important
in perpetuating vernacular architecture. The proposal also provides local
employment and sustains competition in the market place for Hamstone.

4 letters of objection have been received on behalf of 12
local residents. The letters raise the following issues:-

Loss
of landscape value and pathway interest.

Loss
of habitats for wildlife.

Health
and Safety.

Drainage.

In addition the following issues were raised in connection
with application No 02/02636/CPO discussed in paragraph 1.1:-

Quarrying
is in conflict with the use of the land as a Country Park.

Visitors
to the Park will be deprived of natural enjoyment for many years.

The
outstanding natural beauty of Ham Hill Country Park.

Impact
on tourism.

Proximity
of the proposal to the west ridge of the hill, impact on access along
the ridge, the possibility of causing a break through the ridge which
may lead to landslip.

Surface
run-off in relation to Lockes Lane footpath.

Impact
on the north western spur of an ancient British Hill fort.

Need
for continued quarrying.

3.

Comments of the Head of Regulation Services

3.1

The Development Plan for the area comprises the Somerset
and Exmoor National Park Joint Structure Plan Review and the Yeovil Area Local
Plan. Policy 32 of the Structure Plan is relevant to this application and
suggests that provisions for mineral extraction should be made where they are
sustainable; provide an acceptable balance between the environment and the
economy; take account of planning controls and are adequately related to the
highway network.

3.2

The emerging South Somerset District Local Plan comprising
the Proposed Changes to the Deposit draft (SSDLP) should also be given strong
weighting in view of its advanced status towards adoption. Relevant policies
within the SSDLP suggest that protection should be afforded to local
wildlife/geological interests (Policy EC5) and archaeological sites of
national importance (Policy EH14).

3.3

The Revised Deposit Version of the Minerals Local Plan
(MLP) comprising the Post Inquiry Modifications is also relevant. The plan
contains three policies specific to building stone quarries and these are
summarised below:-

·Policy M49 requires that there be no harmful effects on
the environment or local communities, that the MPA is satisfied that the
stone is required, and that the nature, scale and duration of operations are
appropriate.

Policy
M50 suggests acceptable afteruse proposals should be a pre-requisite.

Policy
M51 suggests production limits should be provided.

In addition the MLP advises there should be no harmful
effect on the character and features of the Somerset countryside (Policy M4);
on the quality or quantity of water (Policy M15) and satisfactory reclamation
and afteruse proposals should be provided (Policy M19).

3.4

The application site lies within Ham Hill Country Park and
the Ham Hill Country Park Management Plan is a material consideration. The
application site also lies within Ham Hill Scheduled Ancient Monument.
Therefore Scheduled Monument Consent would be required from English Heritage
in the event that planning permission is granted.

3.5

The consultation process has raised a number of issues in
connection with the development proposal. These issues along with the
above-mentioned policy considerations are discussed below.

3.6

Visual Impact and Reclamation

The application site is located within the northern
section of the Ham Hill Country Park occupying a headland of land, roughly horseshoe
in shape, overlooking the village of Stoke-sub-Hamdon. The application site
sits below the level of the perimeter ridges of the headland and is not
visible from outside the Country Park. The proposed development does however
occupy a prominent position within the Country Park and would be visible to
users of the Park.

3.7

The existing quarry site is located a
short distance to the east and its visual impact has been partially mitigated
by the construction of a large earthbank against its western boundary.An earthbank of a similar scale to the
proposed development is however unlikely to be feasible or desirable due to
the position, limited scale and the proposed duration of quarrying. Smaller
perimeter earthbanks are proposed, one phase at a time, however these would
serve as a means of informing members of the public of the extent of the
operations rather

than as a visual screen. The scheme of
earthbanks and the use of perimeter boulders to warn members of the public
has been prepared by the applicant in consultation with South Somerset
District Council’s Country Park Wardens who have responsibility for public
safety within the Country Park.

3.8

The applicant has pointed out that the legacy of quarrying
at Ham Hill has played an important part in shaping the landscape enjoyed by
users of the Country Park. Rather than screening the proposed operations,
some members of the public are also interested in observing quarrying
activities. Whilst I accept that some users of the Country Park may share
this view, it is also likely that others would view the proposed development
as having a detrimental impact on the landscape. However, in view of the
proximity of the existing and larger quarry site, I do not consider that the
proposal would discourage members of the public from using the Country Park.
Phased extraction of the application site with immediate reclamation of
disturbed areas and the intention to complete each phase within a short
number of weeks will reduce the visual impact of quarrying, although the much
smaller and less prominent stockpile area would continue to have some visual
impacts of its own. Whilst these measures would reduce the visual impact, the
application site nevertheless occupies a prominent position in the Country
Park and some loss of visual amenity would take place for the duration of the
proposed development.

3.9

In the medium to longer term the Council’s Landscape
advisor considers that the applicant has demonstrated that reclamation would not
be bland and that some, but not all, of the features that comprise the
character of the surrounding area, such as rock outcrops and an undulating
surface would be reinstated. Significant features in the local area, such as
the Lion/Dragon rock as well as the perimeter ridgeline would remain
unaffected by the proposal. The headland is also designated as a County
Geological Site for its rare fossil content and sedimentology. At the request
of the Somerset Geological Society the applicant is agreeable to ensuring
that areas of geological interest are retained as part of site reclamation.
As such, in the medium to longer term it is considered the proposal would not
adversely affect the distinctive character of the surrounding area. The
proposal is therefore considered to be in accordance with Policy 5 of the
Structure Plan, Policy EC2 of the emerging SSDLP and Policy M4 of the
emerging MLP that seeks to safeguard distinctive features in the countryside.

3.10

Wildlife

The Ham Hill headland is designated as a County Wildlife
Site and environmental records indicate that important lichen, bird and
invertebrate populations have been identified in the surrounding locality.
The presence of lichens in the surrounding area was identified in 1994 during
consideration of an application for the existing quarry area. It is
recommended that a condition be imposed requiring that a survey be undertaken
to establish the presence of lichens and wildlife habitats and for any
mitigating measures to be undertaken prior to the commencement of extraction.

3.11

Drainage

Pebble beds with a high porosity and permeability content
underlie the reserves of Hamstone. The applicant suggests that precipitation
draining into the quarry would percolate into the ground as experienced in
the existing quarry. Concern has been raised by a local resident in
connection with the previous application in relation to increased run-off,
however for the above-mentioned reason and that the application site sits
lower than the adjoining ground level, it is not considered that the proposal
will increase runoff or create drainage problems. Whilst the Environment
Agency has not objected to the proposal they have expressed the view that in
the absence of drainage details, they would wish to ensure adequate controls
are imposed. I therefore recommend the imposition of a condition requiring
the submission of a drainage scheme before development commences and a review
of the approved drainage scheme within six months of the commencement of each
working phase. As well as reviewing the need for any drainage settlement
facilities, the condition would also enable features of reclamation such as
the suitability of a geological exposure to be reviewed resulting from any
changed circumstances that may arise throughout the life of the permission. I
consider the proposal would not adversely affect ground or surface waters in
accordance with policy M15 of the emerging MLP.

3.12

Archaeology

Whilst any archaeological remains are likely to have been removed
when the site was initially quarried in the 1960s, the site lies within a
Scheduled Ancient Monument and the surrounding area is identified as an
archaeological site of national importance. I recommend that in accordance
with Policy M11 of the emerging MLP, a programme of works archaeological
condition be imposed.

3.13

Highways

The existing quarry site has an annual
output limit of 3,000 tonnes and as such the proposed annual output of 2,000
tonnes per annum (approximately 4 vehicle movements per week) would lead to a
reduction in the permitted output of traffic. No objections have been
received from the Highways Authority and I am not aware of any complaints
having been made about current traffic activities. The proposal is therefore
considered to be acceptable and in accordance with policy M40 of the emerging
MLP. It is recommended that a condition be imposed restricting production
limits.

3.14

Noise and Dust

The proposed operations and extraction of
stone would take place in a similar manner to the existing quarry. The
nearest residential property (approximately 90 metres) is well screened by
the west ridge of the Country Park and I am not aware of any incidents giving
rise to noise or dust problems. Whilst it is not anticipated that the
operation will give rise to any disturbance, I consider it prudent to retain
an upper noise limit consistent with the existing quarry.

3.15

Need

Hamstone has traditionally been widely used as a building material
in South Somerset and the surrounding areas. Whilst the existing quarry site
is an established source of Hamstone other permitted reserves of Hamstone
exist at Ham Hill South quarry, located near Norton-sub-Hamdon approximately
1.5 km to the south. The Duchy of Cornwall has suggested that the development
proposal would maintain local employment and sustain competition in the
market place for Hamstone. Members are advised that the issue of competition
in the market place is not a material consideration. Mineral Planning
Guidance Note 1 advises that in determining planning applications Mineral
Planning Authorities should seek to ensure there is an adequate and steady
supply of minerals. Since minerals can be worked only where they occur;
local, regional and national needs should reflect the nature and extent of
minerals having regard to other considerations and the principles of
sustainable development (MPG1: paragraphs 26 & 40).

3.16

Although Ham Hill South quarry is
relatively close, the Hamstone that is quarried is ‘yellower’ in colour and
according to the applicant, less hard and less durable than the ‘greyer’
Hamstone quarried by the applicant at the northern part of the hill. The
applicant has expressed the view that these qualities make stone from the
northern part of Ham Hill more suitable for use in building restoration work
and the stone is primarily used by local stonemasons for the repair of
external features in historic buildings, such as mullion windows and ashlars
stonework as well as for new developments in conservation areas. The
applicant has provided a list of examples where Hamstone from the existing
quarry has been used and these are attached as Appendix A.

3.17

The distinctive qualities of the ‘greyer’ Hamstone claimed
by the applicant has been investigated by South Somerset District Council’s
Area Conservation Officer. In her opinion, although demand for the ‘greyer’
stone was difficult to predict, a large number of buildings have used the
‘greyer’ stone in the past and as the ‘yellower’ stone was not found to be a
good colour match, the ‘greyer’ stone would be preferred for any proposal to
replace decayed stone or for extensions to buildings. The ‘yellower’ stone
would be considered a poor substitute but would inevitability be used if no
‘grey’ Hamstone or similar material was available. In consideration of this,
I conclude that the proposal meets the criteria of need set out in Policy M49
of the emerging MLP.

3.18

All-ability
pathway and the existing quarry

The reinstatement of the all-ability pathway along the
original route can only take place on the cessation of all quarrying
operations since the original route is affected by all four phases of the
programme of working. The applicant has therefore proposed a new and
permanent all-ability pathway through the existing quarry. This would ensure
that access to the northern part of Country Park remains uninterrupted and
has been broadly welcomed as a planning benefit in the medium to longer term.
Whilst extraction has now ceased within the existing quarry, the proposal
would also secure its early reclamation in advance of 12

August 2009 as currently permitted. It is recommended that
conditions be imposed requiring the restoration of the existing adjacent
quarry and the completion of the new pathway prior to the commencement of
extraction.

3.19

Conclusion

Ham
Stone has traditionally been used as a building material in the local area.
The proposed development is likely however to have visual impacts upon the
northern section of Ham Hill Country Park and this raises considerations
about whether the likely impacts of the proposal are acceptable having regard
to the quality and quantity of reserves that would be made available. Matters
such as noise, ecology, traffic and archaeology could be adequately
controlled by the introduction of planning conditions. With care, the
proposed reclamation of the site would satisfactorily restore the land in the
medium and longer term and could also be adequately controlled through the
imposition of conditions. It is considered that distinct differences exist
between ‘yellow’ and ‘grey’ Hamstone and there is evidence of a continuing
need for ‘grey’ Hamstone. On balance it is consideredthat the need for ‘grey’ Hamstone
outweighs the negative impacts and in particular the short term loss of
visual amenity to the Country Park. The proposal also provides a longer-term
benefit by increasing the length of the all-ability pathway network in the
Country Park as well as securing the early restoration of the existing
adjacent quarry site. Subject to the conditions detailed below, I therefore
recommend that permission be granted.

4.

Recommendation

4.1

It is recommended that planning permission be GRANTED
subject to the imposition by the Head of Regulation Services of appropriate
conditions relating to:-

3. Before development commences -details of new all-ability pathway to be approved and implemented.

4.Before development
commences – ecology survey shall be undertaken and approval of any mitigating
measures.

5. Before development commences - implementation of a programme of
archaeological work in accordance with a scheme approved in writing by the
MPA.

6. Before development commences – submission of drainage scheme for
written approval with programme of implementation

7. Only Hamstone suitable for building,
walling, roofing, paving and ornamental stone shall be removed from the site.

8. Working, reclamation and aftercare of the site shall be carried
out in accordance with the application details. No extraction shall take
within the area of the Lion Rock.

9. The approved schemes shall be subject to a joint formal review
commencing six months after the commencement of each working phase. Each
review shall comprise the submission to the County Planning Authority of an
assessment of progress on the approved schemes together with any proposed
minor variations to the approved schemes. Any variations would have to be
approved prior to implementation.

10. No excavation below 40 metres (datum – bottom step of monument).

11. No explosives to be used on site.

12. No waste shall be deposited on the site other than quarry waste
arising within the site.